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Future Land Use Policy 2.2: Indian River County shall encourage and direct growth into the 2030 Urban Service Area through zoning, subdivision, and land development regulations. Such regulations shall promote efficient development by requiring utilization of the existing street system, extension of public facilities where necessary, connection to the centralized potable water and sanitary sewer systems where available, and incentives for mixed use projects. Note: The project site is located within the 2030 Urban Service Area, will connect to the existing street system (41St Street), and will extend the County street system (proposed 11th Drive). The project will be served by County water and sewer, and will provide an appropriate mix of single-family, duplex, and multi -family units. Therefore, the proposed PD district and accompanying conceptual PD plan are consistent with Policy 2.2. Future Land Use Policy 5.3: Indian River County zoning districts shall permit a variety of residential building and development styles; and Future Land Use Policy 5.5: Indian River County LDRs shall contain a special Planned Development (PD) zoning district. That district shall be designated as an overlay on the County Zoning Atlas. The PD zoning district is intended to provide for the development of projects which require flexibility in order to maximize open space, conserve natural features, provide alternative designs, incorporate recreational facilities, create a mix of uses, and provide a variety of housing choices. Note: The proposed PD district and accompanying conceptual PD plan are consistent with these policies because the Harbor Bluffs PD plan proposes a mixture of residential building types with significant common open space and a variety of housing choices. Transportation Policy 3.2: The County shall continue to eliminate existing right-of-way deficiencies, preserve existing right-of-way, and acquire future right-of-way for all collector and arterial roadways as necessary to meet the right-of-way requirements for programmed improvements. These standards will be met by requiring appropriate land dedication through the plat and site plan review and approval processes. Dedication for right-of-way exceeding local road standards shall be compensated through traffic impact fee credits, density transfers, or purchase. Note: The proposed PD includes the dedication of right-of-way (ROW) for 11th Drive which will ultimately be constructed as a north/south County collector road between 37th Street and 41St Street. The 11th Drive project is discussed in more detail in the PD Plan Analysis section of this staff report. Transportation Policy 8. 1: The County will implement Future Land Use Element policies which restrict urban sprawl, limit strip commercial development, promote infill, encourage TND projects, promote public transportation, and encourage higher intensity uses in major corridors. Note: The proposed PD rezoning results in a mix of land uses in close proximity, and supports Transportation Policy 8.1. While the referenced policies and objectives are particularly applicable to this request, other comprehensive plan policies and objectives also have relevance. For that reason, staff evaluated the subject request for consistency with all plan policies and objectives. Based on that evaluation, staff determined the proposed PD district and accompanying conceptual PD plan are consistent with the comprehensive plan. 59